Neighbourhood Mixed Development Permit Area Guidelines Review for 430 Six Mile Road
Attachment 24: A comprehensive staff review evaluating the development against design character, siting, landscaping, and lighting guidelines.
Neighbourhood Mixed Development Permit Area Guidelines Review for 430 Six Mile Road
Prepared by Town of View Royal Development Services Department, December 2, 2013
GUIDELINES – DESIGN CHARACTER, ALL DEVELOPMENTS
i. Buildings would address the public realm and contribute to a safe and comfortable pedestrian-friendly streetscape. ii. Materials would be of durable, high quality material and would reflect the natural surroundings of View Royal and a “West Coast” design character; bringing in elements of wood, stone and a natural colour palette. Natural materials such as cedar and natural stone would be used. iii. Building design would promote “eyes on the street” for natural surveillance of the public realm through the provision of entrances, windows, patios, porches and decks facing public streets and spaces. iv. Main entrances would be clearly identified in the streetscape. Entrances would be emphasized with lighting, architectural detailing, colour, special paving, landscaping and other defining features. Weather protection would be incorporated into the entrances of multi-unit buildings through the use of awning and large roof overhangs. v. Long blank walls would be avoided by building the site in four separate buildings. Public frontages would present a consistent and visually appealing design through use of materials, windows, articulation and roof treatments. vi. Unsightly roof elements, including mechanical equipment and vents, would be enclosed by roof parapets or other forms of solid screening. vii. Signage would be consistent with the overall design of buildings and would be oriented to pedestrians and cyclists, rather than motorists. viii. Design details such as street lighting standards and street furniture would be of a consistent design and contribute to an attractive streetscape. ix. Containers for garbage and recycling would be stored in a safe and convenient location and screened from view.
GUIDELINES – DESIGN CHARACTER, COMMERCIAL/RESIDENTIAL MIXED-USE
i. Weather protection would be provided along public sidewalks using awnings and large roof canopies. ii. Ample areas for outdoor seating are proposed. iii. Small, distinctive commercial units are proposed instead of long, uninterrupted commercial façades. iv. Provide distinction between ground floor commercial and upper levels of residential development through variation in materials, massing, architectural detailing or other elements.
GUIDELINES – DESIGN CHARACTER, RESIDENTIAL
Not applicable
GUIDELINES – SITING, HEIGHT AND MASSING, ALL DEVELOPMENTS
i. The development would respect the scale and general development pattern of the adjacent uses. ii. Visual interest is provided through variations in height, rooflines and massing. iii. Massing of buildings over two-storeys – not applicable. iv. Residential units and balconies – not applicable. v. Buildings would be maximize sunlight exposure to adjacent residential units, balconies and on-site common areas or outdoor seating areas. vi. Building siting and placement of balconies, decks and windows would limit overlook and shadowing impact on neighbours.
GUIDELINES – SITING, HEIGHT AND MASSING, COMMERCIAL AND RESIDENTIAL MIXED USE
i. Buildings would be clustered near a key road and intersection to create a hub of services that is pedestrian-oriented and in keeping with the scale of the neighbourhood. ii. Buildings would be sited near the front property line, articulated with generous areas of clear glass windows and doorway entrances set back into retail units.
GUIDELINES – LANDSCAPING, ALL DEVELOPMENTS
i. There are not many mature trees, vegetation and natural features to retain so new professionally designed and maintained plantings would create an attractive landscape area. ii. Landscaping would contribute to a pedestrian-friendly streetscape and would include street trees, planters, decorative paving, seating, and use of other materials or furniture to add interest and define the pedestrian realm. iii. Native species would be wherever possible in site landscaping and are the primary focus of the design. Plants would be chosen for seasonal interest and compatibility with the local climate. iv. Drought-tolerant plant species are proposed. v. Landscaping would incorporate an automatic irrigation system. vi. A combination of hard and soft landscaping elements would be used to define the transition between public and private space. vii. Parking areas visible from streets and adjacent residential buildings would be screened with landscaping, grade changes and buildings. Surface parking areas would incorporate trees in planting islands to increase permeability, provide shade and improve the visual appearance of parking areas. viii. Landscape design strategies would be incorporated that minimize stormwater runoff, and promote the natural infiltration and cleaning of runoff. ix. All landscaping work and plant material shall conform to the the most recent edition of the British Columbia Landscape Standard published by the British Columbia Society of Landscape Architects.
GUIDELINES – PARKING, ACCESS AND CIRCULATION, ALL DEVELOPMENTS
i. Strong and safe linkages to surrounding parks, trails, and other neighbourhood destinations would be provided. ii. Pedestrian and cycling access routes are designed to provide easy and convenient access to transit services, cycling routes, trails and sidewalks. iii. Sidewalks would be provided on public streets. iv. Access and circulation would be safe and convenient for both pedestrians and vehicles. v. Parking cannot be accommodated underground due to the small scale of the development. vi. Surface parking would be limited to short term commercial visitor parking and would be suitably landscaped to screen parking areas from public roads and pedestrian routes. vii. Sheltered bicycle parking for visitors would be provided at an accessible location near primary entrances and would be located so as to ensure passive surveillance.
GUIDELINES – PARKING, ACCESS AND CIRCULATION, COMMERCIAL AND RESIDENTIAL/COMMERCIAL MIXED-USE
i. Commercial parking should be located behind buildings, wherever possible. ii. The dedicated servicing and loading area would be sited in a manner that does not significantly impact the pedestrian realm adjacent to Presley Place.
GUIDELINES – LIGHTING, ALL DEVELOPMENTS
i. Building and site lighting would be sufficient to ensure pedestrian and vehicle safety. ii. Outdoor lighting would be regulated to control the quantity, quality and direction of night lighting. Lighting fixtures that are “dark skies” friendly to limit light pollution at night are encouraged as a condition of the permit. iii. Light fixtures would be consistent with the general design character of the building. iv. Street lighting standards would be pedestrian scale, while providing sufficient light for automobile traffic. v. Street light standards would be consistent with street furniture and garbage/ recycling receptacles. vi. Outdoor electrical outlets are expected to be provided at regular intervals to facilitate the installation of seasonal/decorative outdoor lighting. vii. The development permit will contain a condition requiring that where pole mounted lighting is necessary, light standard luminaries should be no more than 40,000 lumens and mounted on poles no more than 5 metres high.
GUIDELINES – SAFETY
i. The design supports safety and security by incorporating Crime Prevention Through Environmental Design principles and guidelines with particular attention to passive surveillance, good site lines, appropriate lighting, clear definition of private, semi-private and public space, and appropriate access control marking.
GUIDELINES – OTHER
i. Implementation of “adaptable design standards” in residential development – not applicable. ii. Incorporation of Green Building strategies such as Leadership in Energy and Environmental Design (LEED®) and Built Green standards in the design and construction all buildings is highly encouraged. iii. Incorporation of resource and energy efficiency into the siting, design, construction and maintenance of buildings and structures is highly encouraged.
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